A new two-bedroom condominium is 678 sqft in every region. A resale one is 936 sqft in the CCR, 807 in the OCR and 786 in the RCR, and in two of the three it is shrinking.

The median new-launch two-bedroom condominium sold in 2025 measured 678 sqft in the core central region (CCR), 678 sqft in the rest of central region (RCR) and 678 sqft outside central (OCR). Not similar: the same, to the square foot, across 4,536 sales. The price of a new two-bedroom differs by region; its size does not. A buyer paying more for a CCR address gets a dearer unit of the same size, not a bigger one.

Resale is a different market. The median resale two-bedroom in 2025 was 936 sqft in the CCR, 807 in the OCR and 786 in the RCR, and the CCR figure is 258 sqft, 38%, larger than any new build sold that year. In the RCR and OCR the resale two-bedroom has never risen in any year since 2017, falling from 936 to 786 sqft and from 947 to 807, as the compact units built in the 2010s age into the resale pool. The CCR, whose resale stock is older and not yet diluted by them, has moved 33 sqft in eight years.

The first article in this series found new two-bedrooms converging on 678 sqft; this one shows the convergence is complete and the resale side is doing the reverse. It also puts a number on a claim made in the rent article: CCR two-bedrooms are larger, and that is why the CCR's monthly rent premium runs wider than its per-square-foot one.

Key takeaways

• The median new-launch two-bedroom is 678 sqft in the CCR, RCR and OCR alike in 2025; the spread between regions closed from 32 sqft in 2017 to zero. New launch
• The median resale two-bedroom is 936 sqft in the CCR, 807 in the OCR and 786 in the RCR; the RCR and OCR have lost 150 and 140 sqft since 2017, the CCR 33. Resale
• The spread between regions on resale widened from 33 sqft in 2017 to 150 in 2025, the opposite of new launch. Resale
• Nearly a third of RCR resale two-bedrooms were under 700 sqft in 2025, up from one in nine in 2017; at new launch, 63% to 71% are. Compact units

New launch

Median floor area of new-launch two-bedrooms, by region and year, with the spread between the largest and smallest regional median.

• CCR new launch
• RCR new launch
• OCR new launch

Year	CCR	RCR	OCR	Spread
2017	710 sqft	732 sqft	700 sqft	32
2018	764 sqft	678 sqft	667 sqft	97
2019	700 sqft	700 sqft	667 sqft	33
2020	689 sqft	700 sqft	689 sqft	11
2021	700 sqft	710 sqft	710 sqft	10
2022	710 sqft	710 sqft	732 sqft	22
2023	753 sqft	721 sqft	710 sqft	43
2024	759 sqft	678 sqft	700 sqft	81
2025	678 sqft	678 sqft	678 sqft	0

New launches have sat between 667 and 764 sqft in every region for nine years, and the medians move with what launched rather than where. The CCR's 764 in 2018 and 759 in 2024 are single launches: only 259 and 194 CCR two-bedrooms sold in those years, so one project's floorplan is the median. In 2025, with 1,246 CCR sales, the CCR fell into line with the other two at 678. The middle half of new-launch two-bedrooms in 2025 ran from 603 to 732 sqft in the CCR, 646 to 721 in the RCR and 646 to 753 in the OCR: three regions, one product.

Resale

Median floor area of resale two-bedrooms, by region and year, with the spread between regions.

• CCR resale
• RCR resale
• OCR resale

Year	CCR	RCR	OCR	Spread
2017	969 sqft	936 sqft	947 sqft	33
2018	990 sqft	915 sqft	926 sqft	75
2019	1,012 sqft	915 sqft	926 sqft	97
2020	1,012 sqft	915 sqft	904 sqft	108
2021	990 sqft	904 sqft	883 sqft	107
2022	969 sqft	861 sqft	872 sqft	108
2023	947 sqft	829 sqft	872 sqft	118
2024	936 sqft	818 sqft	840 sqft	118
2025	936 sqft	786 sqft	807 sqft	150

In 2017 the three regions' resale two-bedrooms were within 33 sqft of one another and all above 930. By 2025 the RCR had lost 150 sqft and the OCR 140, in a fall that flattened in some years and reversed in none, while the CCR gave up 33. The regions did not shrink together; two shrank and one did not, and the spread between them widened to 150 sqft.

The cause is age. The compact two-bedrooms launched from 2013 onward, at 650 to 700 sqft, have been completing and reselling since about 2018, and every year more of them enter the RCR and OCR resale pools while the large 1990s and 2000s units become a smaller share of what changes hands. The CCR's resale pool is older, its 2010s launches were fewer, and its median has stayed where it was. The middle half of resale two-bedrooms in 2025 ran from 786 to 1,074 sqft in the CCR, 689 to 947 in the RCR and 710 to 958 in the OCR.

Compact units

Share of two-bedroom sales under 700 sqft and under 600 sqft, by region and year. Both thresholds are strict: a 700 sqft unit is not under 700.

New launch, under 700 sqft

Year	CCR	RCR	OCR
2017	40%	38%	56%
2018	30%	63%	66%
2019	51%	57%	66%
2020	67%	53%	58%
2021	56%	47%	41%
2022	47%	39%	41%
2023	29%	46%	47%
2024	17%	71%	56%
2025	63%	71%	63%

New launch, under 600 sqft

Year	CCR	RCR	OCR
2017	10%	3%	21%
2018	10%	4%	3%
2019	11%	5%	14%
2020	7%	6%	8%
2021	5%	3%	1%
2022	5%	1%	0%
2023	2%	0%	2%
2024	4%	0%	7%
2025	16%	10%	20%

Resale, under 700 sqft

Year	CCR	RCR	OCR
2017	14%	11%	4%
2018	7%	12%	6%
2019	9%	12%	7%
2020	5%	13%	13%
2021	7%	16%	13%
2022	14%	22%	17%
2023	14%	27%	20%
2024	9%	30%	24%
2025	17%	31%	25%

Resale, under 600 sqft

Year	CCR	RCR	OCR
2017	1%	5%	1%
2018	2%	7%	2%
2019	6%	4%	3%
2020	2%	4%	4%
2021	2%	5%	3%
2022	3%	5%	4%
2023	3%	6%	5%
2024	3%	6%	5%
2025	6%	4%	4%

At new launch the share under 700 sqft moves with whatever launched that year, which is why the CCR reads 17% in 2024, a year of 194 sales and one large-format project, and 63% in 2025. Taken across the nine years, the compact two-bedroom has been the majority new-launch product in the OCR across the nine years taken together, though not in every single year, and in all three regions in 2025, at 63% to 71%. Under 600 sqft, new launches thinned out between 2020 and 2024, to almost nothing in the RCR, and returned in 2025 at one in ten to one in five.

Resale tells the steadier story. The share under 700 sqft climbed in the RCR in every year from 2019, from 12% to 31%, and in the OCR from 4% in 2017 to 25% in 2025, as the compact launches of the 2010s completed and began to resell. The CCR moved from 14% to 17%. Under 600 sqft the resale share in 2025 sits at 4% to 6% in every region, because the smallest launches are still too new to have resold in volume; that column is where the next few years' change will show.

What the earlier articles claimed

Two claims from earlier in this series now have their numbers. The first article's finding that new two-bedrooms had converged on 678 sqft holds and is now exact: three regions, one median. The rent article said CCR two-bedrooms are larger, to explain why the CCR's monthly rent premium over the OCR (44%) runs wider than its per-square-foot premium (27%). On the resale stock, which is most of what rents, that is right: 936 sqft against 807, 16% larger. On new launches it is not: they are the same size everywhere, and the CCR's premium is entirely price.

Taken together

Two markets move in opposite directions under one label. New two-bedrooms have become one size in every region, 678 sqft in 2025 with the regional spread at zero, and most of them are under 700 sqft. Resale two-bedrooms were one size in 2017, within 33 sqft across regions, and have since split: the RCR and OCR shrinking by 140 to 150 sqft as the compact launches of the 2010s age into them, the CCR holding near 940 because its pool is older. The regional size gap on resale is now 150 sqft and widening, and it is the reason the CCR rents for so much more a month than its per-square-foot premium alone would explain.

What this does not tell you

• These are floor areas as recorded on the caveat, strata area including balconies and any private enclosed space; usable interior space is smaller, and by a proportion that varies by project.
• A regional median says nothing about a unit. Two-bedrooms of 500 sqft and 1,100 sqft both sold in every region in 2025.
• New-launch medians in thin years follow single launches: the CCR's 2018 and 2024 figures are one project's floorplan each.
• 2026 is shown only as a partial year in the Method, not in the tables.

Method

URA caveat data for private condominiums and apartments, live records only, collective sales excluded, with bedroom count resolved from the unit record; floor area is the caveat's area in square feet. New launch means new sale; resale excludes sub-sales. The class of unit records flagged in the first article, more than 1,000 sqft per claimed bedroom, is excluded by rule: 243 sales across the nine years, 253 including the partial 2026 period, the same set article 9 excluded. Excluding them moves four of the sixty published medians, by at most 1.5%. The rule sees only implausibly large records; it cannot see a larger unit recorded as a two-bedroom at an ordinary size, and at least one such unit is known to sit in the CCR population, so the CCR figures are a ceiling on how clean that population is, not a guarantee. Medians and quartiles are used throughout and no single smallest or largest unit is reported, because single records are where mislabelled bedroom counts surface. The spread is the largest regional median less the smallest. 2026 is excluded from the tables; from January to August 2026 the new-launch medians were 689, 689 and 667 sqft in the CCR, RCR and OCR, and the resale medians 947, 775 and 797. Sale data to 23 August 2026.